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SAMPLEProperty address
Client’s name
Date of inspection
Condition ReportBuilding ReportHome Buyer Report ReportHome Buyer
ReportBuildingReportCondition
HomeSurveys
Home SurveysHome Surveys
HomeSurveys
HomeSurveys
HomeBuyer Report
SAMPLE
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HomeBuyer Report
Contents
Introduction to the report About the inspection Overall opinion and summary of the condition ratings About the property Outside the property Inside the property Services Grounds (including shared areas for flats) Issues for your legal advisers Risks Valuation Surveyor’s declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram
ABCDEFGHIJKL
RICS is the world’s leading qualification when it comes to professional standards in land, property and construction.
In a world where more and more people, governments, banks and commercial organisations demand greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of property professionalism.
Over 100,000 property professionals working in the major established and emerging economies of the world have already recognised the importance of securing RICS status by becoming members.
RICS is an independent professional body originally established in the UK by Royal Charter. Since 1868, RICS has been committed to setting and upholding the highest standards of excellence and integrity – providing impartial, authoritative advice on key issues affecting businesses and society.
The RICS HomeBuyer Report is reproduced with the permission of the Royal Institution of Chartered Surveyors who owns the copyright.
© 2010 RICS
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Introductiontothereport
This HomeBuyer Report is produced by an RICS surveyor who has written this report for you to use. If you decide not to act on the advice in this report, you do this at your own risk.
The HomeBuyer Report aims to help you:
• make a reasoned and informed decision on whether to go ahead with buying the property;
• make an informed decision on what is a reasonable price to pay for the property;• take account of any repairs or replacements the property needs; and• consider what further advice you should take before committing to purchase
the property.Any extra services we provide that are not covered by the terms and conditions of this report must be covered by a separate contract.
If you want to complain about the service, please refer to the complaints handling procedure in the ‘Description of the RICS HomeBuyer Service’ at the back of this report.
A
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AbouttheinspectionBSurveyor’s name
Surveyor’s RICS number
Company name
Date of the inspection
Related party disclosure
Full address and postcode
of the property
Weather conditions when the inspection
took place
The status of the property when the
inspection took place
Report reference number
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Please read the ‘Description of the RICS HomeBuyer Report Service’ (at the back of this report) for details of what is, and is not, inspected.
Abouttheinspection(continued)
We inspect the inside and outside of the main building and all permanent outbuildings, but we do not force or open up the fabric. We also inspect the parts of the electricity, gas/oil, water, heating and drainage services that can be seen, but we do not test them.
To help describe the condition of the home, we give condition ratings to the main parts (the ‘elements’) of the building, garage and some parts outside. Some elements can be made up of several different parts.
In the element boxes in parts E, F, G and H, we describe the part that has the worst condition rating first and then briefly outline the condition of the other parts. The condition ratings are described as follows.
The report covers matters that, in the surveyor’s opinion, need to be dealt with or may affect the value of the property.
B
Important note: We carry out a non-disruptive visual inspection externally from ground level and internally from floor level. We inspect roofs, chimneyheads and other surfaces on the outside of the building where they are readily visible from ground level and, if necessary, from neighbouring public property where accessible. Internally this means that we do not lift carpets or floor coverings of floorboards, or move heavy furniture, stored items and insulation. We do not remove fixed covers or hatches.
We inspect the roof structure from inside the roof space. We also visually inspect the roof space where there is safe and reasonable access, normally defined as being from a 3 metre ladder within the property. If this is not possible, we will use other means to access the roof space if we deem it safe and reasonable to do so. We do not open fixed hatches, or move or lift insulation material, stored goods or other contents.
We inspect floor surfaces and, where possible, sub-floor areas. These are inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted ‘head and shoulders’ inspection at the access point. Physical access to the sub-floor area may be taken, if we deem it safe and reasonable to do so, and may be subject to a minimum clearance of 1 metre between the underside of floor joists and the solum as determined from the access hatch. We do not open fixed hatches.
We are not able to assess the condition of the inside of any chimneys, boiler or other flues, nor are we able to comment on areas that are inaccessible or concealed. If areas are not visible that would normally be inspected, these are identified and further investigation may be needed by a specialist contractor.
We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. Other matters may be reported where we judge this to be helpful and constructive.
!
3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.
2 Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.
1 No repair is currently needed. The property must be maintained in the normal way.
NI Not inspected (see ‘Important note’ below).
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Section of the report Element number Element name
E: Outside the property
F: Inside the property
G: Services
H: Grounds (part)
Section of the report Element number Element name
E: Outside the property
F: Inside the property
G: Services
H: Grounds (part)
Section of the report Element number Element name
E: Outside the property
F: Inside the property
G: Services
H: Grounds (part)
Overallopinionandsummaryoftheconditionratings
This section provides our overall opinion of the property, and summarises the condition ratings of the different elements of the property.
If an element is made up of a number of different parts (for example, a pitched roof to the main building and a flat roof to an extension), only the part in the worst condition is shown here.
To make sure you get a balanced impression of the property, we strongly recommend that you read all sections of the report, in particular the ‘What to do now’ section.
C
3
2
1
Our overall opinion of the property
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AboutthepropertyDType of property
Approximate year the property was built
Approximate year the property was extended
Approximate year the property was converted
Information relevant to flats and maisonettes
Accommodation
Construction
Floor Living rooms
Bed-rooms
Bath or shower
Separate toilet Kitchen Utility
roomConser-vatory Other Name of
other
Lower ground
Ground
First
Second
Third
Other
Roof space
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Abouttheproperty(continued)D
Energy-efficiency rating
Environmental impact rating
EnergyWe may not have prepared the Energy Performance Certificate (EPC). If that is the case then the figures stated have simply been lifted from the certificate that was exhibited to us and does not in any form confirm that they are correct, nor does it attach any liability to us.
We are advised that the property’s current energy performance, as recorded in the EPC, is:
Grounds
Location
Facilities
Local environment
Gas Electricity Water Drainage
The marked boxes show that the mains services are present.
Mains services
Central heating
Gas Electric Solid fuel Oil None
Other services or energy sources (including feed-in tariffs)
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OutsidethepropertyE
E1Chimneyheads
E2Roof coverings
E3 Rainwater pipes
and gutters
E4Main walls
E5Windows
E6 Outside doors
(including patio doors)
E7Conservatory and porches
E8Other joinery and finishes
E9Other
Limitations to inspection
321 NI
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InsidethepropertyFLimitations to inspection
F1Roof structure
F2Ceilings
F3 Walls and partitions
F4Floors
F5Fireplaces, chimney
breasts and flues
F6
Built-in fittings (built-in kitchen and other fittings, not including appliances)
F7Woodwork (for
example, staircase and joinery)
F8Bathroom fittings
F9Other
321 NI
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Services
Services are generally hidden within the construction of the property. This means that we can only inspect the visible parts of the available services, and we do not carry out specialist tests. The visual inspection cannot assess the services to make sure they work efficiently and safely, and meet modern standards.
G
G1Electricity
G2Gas/oil
G3 Water
G4 Heating
G5Water heating
G6Drainage
G7Common services
Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.
Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by a registered ‘competent person’ and in line with the manufacturer’s instructions. This is important to make sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, and OFTEC for oil installations.
321 NI
Limitations to inspection
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Limitations to inspection
H1Garage
H2Other
H3 General
Grounds(includingsharedareasforflats)H
321 NI
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Issuesforyourlegaladvisers
We do not act as ‘the legal adviser’ and will not comment on any legal documents. However, if during the inspection we identify issues that your legal advisers may need to investigate further, we may refer to these in the report (for example, check whether there is a warranty covering replacement windows).
I
I1Regulation
I2Guarantees
I3 Other matters
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Risks
This section covers defects that need repairing or replacing, as well as defects that have existed for a long time and cannot reasonably be changed, but may present a risk or hazard. If the defects affect specific elements, they will be referred to in the individual section. Other risks or hazards that materially affect value are also reported.
J
J1Risks
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ValuationK
In arriving at my valuation, I made the following assumptions.With regard to the materials, construction, services, fixtures and fittings, and so on I have assumed that:• an inspection of those parts that I could not inspect would not identify significant defects or
a cause to alter the valuation;• no dangerous or damaging materials or building techniques have been used in the property;• there is no contamination in or from the ground, and the ground has not been used as landfill;• the property is connected to, and has the right to use, the mains services mentioned in the report; and• the valuation does not take account of any furnishings, removable fittings or sales incentives.With regard to legal matters I have assumed that:• the property is sold with ‘vacant possession’ (your legal advisers can give you more information on this term);• the condition of the property, or the purpose the property is or will be used for, does not break any laws;• no particularly troublesome or unusual restrictions apply to the property, that the property
is not affected by problems which would be revealed by the usual legal inquiries and that all necessary planning permissions and Building Regulations consents (including consents for alterations) have been obtained and complied with; and
• the property has the right to use the mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been ‘adopted’ (that is, they are under local-authority, not private, control).
Any additional assumptions relating to the valuation
Your legal advisers, and other people who carry out property conveyancing, should be familiar with these assumptions and are responsible for checking those concerning legal matters.
My opinion of the Market Value shown here could be affected by the outcome of the enquiries by your legal advisers (section I) and/or any further investigations and quotations for repairs or replacements. The valuation assumes that your legal advisers will receive satisfactory replies to their enquiries about any assumptions in the report.
Other considerations affecting value
In my opinion the current reinstatement cost of the property (see note below) is:
£
In my opinion the Market Value on as inspected was:
£
Tenure Area of property (sq m)
(amount in words)
(amount in words)
Note: You can find information about the assumptions I have made in calculating this reinstatement cost in the ‘Description of the RICS HomeBuyer Service’ provided. The reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques, and by acting in line with current Building Regulations and other legal requirements. This will help you decide on the amount of buildings insurance cover you will need for the property.
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Surveyor’sdeclarationL
Signature
Surveyor’s RICS number
Company
Address
Town
Postcode
Website
Property address
Client’s name
Qualifications
“I confirm that I have inspected the property and prepared this report, and the Market Value given in the report.”
For and on behalf of
County
Fax number
Date this report was produced
Phone number
RICS Disclaimers1. This report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company of surveyors (‘the
Employer’). The statements and opinions expressed in this report are expressed on behalf of the Employer, who accepts full responsibility for these.
Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee.
In the case of sole practitioners, the surveyor may sign the report in his or her own name unless the surveyor operates as a sole trader limited liability company.
To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting from negligence.
2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only to parties who have signed a licence agreement with RICS.
RICS gives no representations or warranties, express or implied, and no responsibility or liability is accepted for the accuracy or completeness of the information inserted in the document or any other written or oral information given to any interested party or its advisers. Any such liability is expressly disclaimed.
Please read the ‘Description of the RICS HomeBuyer Report Service’ (at the back of this report) for details of what is, and is not, inspected.!
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Whattodonow
Getting quotationsThe cost of repairs may influence the amount you are prepared to pay for the property. Before you make a legal commitment to buy the property, you should get reports and quotations for all the repairs and further investigations the surveyor may have identified.You should get at least two quotations from experienced contractors who are properly insured.You should also:• ask them for references from people they have worked for;• describe in writing exactly what you will want them to do; and• get the contractors to put the quotations in writing.Some repairs will need contractors with specialist skills and who are members of regulated organisations (for example, electricians, gas engineers, plumbers and so on). Some work may also need you to get Building Regulations permission or planning permission from your local authority.
Further investigationsIf the surveyor is concerned about the condition of a hidden part of the building, could only see part of a defect or does not have the specialist knowledge to assess part of the property fully, the surveyor may have recommended that further investigations should be carried out to discover the true extent of the problem.
Who you should use for these further investigationsYou should ask an appropriately qualified person, though it is not possible to tell you which one. Specialists belonging to different types of organisations will be able to do this. For example, qualified electricians can belong to five different government-approved schemes. If you want further advice, please contact the surveyor.
What the further investigations will involveThis will depend on the type of problem, but to do this properly, parts of the home may have to be disturbed and so you should discuss this matter with the current owner. In some cases, the cost of investigation may be high.
When to do the workThe condition ratings help describe the urgency of the repair and replacement work. The following summary may help you decide when to do the work.• Condition rating 2 – repairs should be done soon. Exactly when will depend on the type of
problem, but it usually does not have to be done right away. Many repairs could wait weeks or months, giving you time to organise suitable reports and quotations.
• Condition rating 3 – repairs should be done as soon as possible. The speed of your response will depend on the nature of the problem. For example, repairs to a badly leaking roof or a dangerous gas boiler need to be carried out within a matter of hours, while other less important critical repairs could wait for a few days.
WarningAlthough repairs of elements with a condition rating 2 are not considered urgent, if they are not addressed they may develop into defects needing more serious repairs. Flat roofs and gutters are typical examples. These can quickly get worse without warning and result in serious leaks.As a result, you should regularly check elements with a condition rating 2 to make sure they are not getting worse.
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DescriptionoftheRICSHomeBuyerService
The serviceThe RICS HomeBuyer Service includes:• an inspection of the property (see ‘The inspection’);• a report based on the inspection (see ‘The report’); and• a valuation, which is part of the report (see ‘The valuation’).The surveyor who provides the RICS HomeBuyer Service aims to give you professional advice to help you to:• make an informed decision on whether to go ahead with
buying the property;• make an informed decision on what is a reasonable price to
pay for the property;• take account of any repairs or replacements the property
needs; and• consider what further advice you should take before
committing to purchase the property.
The inspectionThe surveyor carries out a non-disruptive visual inspection externally from ground level and internally from floor level. The surveyor inspects roofs, chimneyheads and other surfaces on the outside of the building where they are readily visible from ground level and, if necessary, from neighbouring public property where accessible. Internally this means that the surveyor does not lift carpets or floor coverings of floorboards, or move heavy furniture, stored items and insulation. The surveyor does not remove fixed covers or hatches.The surveyor inspects the roof structure from inside the roof space. The surveyor also visually inspects the roof space where there is safe and reasonable access, normally defined as being from a 3 metre ladder within the property. If this is not possible, the surveyor will use other means to access the roof space if he or she deems it safe and reasonable to do so. The surveyor does not open fixed hatches, or move or lift insulation material, stored goods or other contents.The surveyor inspects floor surfaces and, where possible, sub-floor areas. These are inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted ‘head and shoulders’ inspection at the access point. Physical access to the sub-floor area may be taken, if the surveyor deems it safe and reasonable to do so, and may be subject to a minimum clearance of 1 metre between the underside of floor joists and the solum as determined from the access hatch. The surveyor does not open fixed hatches. The surveyor cannot assess the condition of the inside of any chimneys, boiler or other flues, nor can the surveyor comment on areas that are inaccessible or concealed. If areas are not visible that would normally be inspected, these are identified and further investigation may be needed by a specialist contractor. The surveyor does not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs the surveyor suggests may be expensive. Other matters may be reported where the surveyor judges this to be helpful and constructive.
Services to the propertyServices are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and the surveyor does not carry out specialist tests. The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources; plumbing, heating or drainage installations (or whether they meet current regulations); or the inside condition of any chimney, boiler or other flue.
Outside the propertyThe surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use. To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained.Buildings with swimming pools and sports facilities are also treated as permanent outbuildings, but the surveyor does not
report on the leisure facilities, such as the pool itself and its equipment, landscaping and other facilities (for example, tennis courts and temporary outbuildings).
FlatsWhen inspecting flats, the surveyor assesses the general condition of outside surfaces of the building, as well as its access areas (for example, shared hallways and staircases). The surveyor inspects roof spaces, or the communal roof space for flats, using a 3 metre ladder, only if there is safe and reasonable access after considering health and safety guidance. The surveyor does not inspect drains, lifts, fire alarms and security systems.
Dangerous materials, contamination and environmental issuesThe surveyor does not make any enquiries about contamination or other environmental dangers. However, if the surveyor suspects a problem, he or she should recommend a further investigation.The surveyor may assume that no harmful or dangerous materials have been used in the construction and does not have a duty to justify making this assumption. However, if the inspection shows that these materials have been used, the surveyor must report this and ask for further instructions.The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within the Control of Asbestos Regulations 2006. With flats, the surveyor assumes that there is a ‘dutyholder’ (as defined in the regulations), and that in place are an asbestos register and an effective management plan which does not present a significant risk to health or need any immediate payment. The surveyor does not consult the dutyholder.
The reportThe surveyor produces a report of the inspection for you to use, but cannot accept any liability if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report focuses on matters that, in the surveyor’s opinion, may affect the value of the property if they are not addressed.The report is in a standard format and includes the following sections.A Introduction to the reportB About the inspectionC Overall opinion and summary of the condition ratingsD About the propertyE Outside the propertyF Inside the propertyG ServicesH Grounds (including shared areas for flats)I Issues for your legal advisersJ RisksK ValuationL Surveyor’s declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram
Condition ratingsThe surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some outside elements. The condition ratings are described as follows. Condition rating 3 – defects that are serious and/or need
to be repaired, replaced or investigated urgently. Condition rating 2 – defects that need repairing or replacing
but are not considered to be either serious or urgent. The property must be maintained in the normal way.
Condition rating 1 – no repair is currently needed. The property must be maintained in the normal way.
NI – not inspected.
Continued...
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Description(continued)
The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed.
Issues for legal advisersThe surveyor does not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. However, there is general advice in the ‘What to do now’ section at the end of the report.The surveyor does not act as ‘the legal adviser’ and does not comment on any legal documents. If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the report (for example, check whether there is a warranty covering replacement windows).
EnergyThe surveyor transcribes the energy-efficiency and environmental impact ratings as stated on the Energy Performance Certificate (EPC) on the home, if available. The EPC may not have been prepared by the surveyor who has prepared this report. If that is the case, then the figures stated have simply been lifted from the certificate that was exhibited to the surveyor and does not in any form confirm that they are correct, nor does it attach any liability to the surveyor who has prepared this report.
RisksThe surveyor reports on property-related risks that include defects that need repairing or replacing, as well as defects that have existed for a long time and cannot reasonably be changed, but may present a risk. The surveyor reports on property-related risks or hazards that are identifiable and within the scope of the inspection.
The valuationThe surveyor gives an opinion on both the Market Value of the property and the reinstatement cost at the time of the inspection (see the ‘Reinstatement cost’ section).
Market Value‘Market Value’ is the estimated amount for which a property should exchange on the date of the valuation between a willing buyer and a willing seller, in an arm’s length transaction after the property was properly marketed wherein the parties had each acted knowledgeably, prudently and without compulsion.When deciding on the Market Value, the surveyor also makes the following assumptions.
The materials, construction, services, fixtures and fittings, and so onThe surveyor assumes that:• an inspection of those parts that have not yet been inspected
would not identify significant defects or cause the surveyor to alter the valuation;
• no dangerous or damaging materials or building techniques have been used in the property;
• there is no contamination in or from the ground, and the ground has not been used as landfill;
• the property is connected to, and has the right to use, the mains services mentioned in the report; and
• the valuation does not take account of any furnishings, removable fittings and sales incentives of any description.
Legal mattersThe surveyor assumes that:• the property is sold with ‘vacant possession’ (your legal
advisers can give you more information on this term);
• the condition of the property, or the purpose that the property is or will be used for, does not break any laws;
• no particularly troublesome or unusual restrictions apply to the property, that the property is not affected by problems which would be revealed by the usual legal enquiries and that all necessary planning and Building Regulations permissions (including permission to make alterations) have been obtained and any works undertaken comply with such permissions; and
• the property has the right to use the mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been ‘adopted’ (that is, they are under local-authority, not private, control).
The surveyor reports any more assumptions that have been made or found not to apply.
Reinstatement costReinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques and in line with current Building Regulations and other legal requirements.This includes the cost of rebuilding any garage, boundary or retaining walls and permanent outbuildings, and clearing the site. It also includes professional fees, but does not include VAT (except on fees).The reinstatement cost helps you decide on the amount of buildings insurance cover you will need for the property.
Standard terms of engagement1 The service – the surveyor provides the standard RICS
HomeBuyer Service (‘the service’) described in the ‘Description of the RICS HomeBuyer Service’, unless you and the surveyor agree in writing before the inspection that the surveyor will give you additional advice.
2 The surveyor – the service is to be provided by an AssocRICS, MRICS or FRICS member of the Royal Institution of Chartered Surveyors, who has the skills, knowledge and experience to survey, value and report on the property.
3 Before the inspection – you tell the surveyor if there is already an agreed or proposed price for the property, and if you have any particular concerns (such as plans for extension) about the property.
4 Terms of payment – you agree to pay the surveyor’s fee and any other charges agreed in writing.
5 Cancelling this contract – you are entitled to cancel this contract by giving notice to the surveyor’s office at any time before the day of the inspection. The surveyor does not provide the service (and reports this to you as soon as possible) if, after arriving at the property, the surveyor decides that he or she lacks enough specialist knowledge of the method of construction used to build the property.
If you cancel this contract, the surveyor will refund any money you have paid for the service, except for any reasonable expenses. If the surveyor cancels this contract, he or she will explain the reason to you.
6 Liability – the report is provided for your use. It is confidential to you and your professional advisors. The surveyor cannot accept responsibility if it is used by anyone else. Any such party relies on the report at its own risk.
Complaints handling procedureThe surveyor will have a complaints handling procedure and will give you a copy if you ask.
Note: These terms form part of the contract between you and the surveyor.
This report is for use in Scotland.
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Typicalhousediagram
This diagram illustrates where you may find some of the building elements referred to in the report.
Verge
Valley gutterValley
Ridge tile Roofing felt
Flashing
Rafter PurlinCeiling joist
Hip roof Gutter
Damp-proofcourse (DPC)
Damp-proofmembrane (DPM)
Soil-and-vent pipe
Barge board
Roof truss
Eaves
Soffit
Fascia
Hip tile
Pot
Flaunching
Foundation
Inspection chamber
Solid wall
Foul drain
Gulley
Cavity wall
Floor joists
Airbrick
Soakaway
Surface water drainto soakaway
Downpipe
Flat roof
Parapet
Gable end wall
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